Refinance your rental property using DSCR financing — where the review focuses on property cash flow and rental income rather than personal tax returns. Review rate-and-term DSCR refinance scenarios with Matt Dean at NEXA Mortgage.
NEXA Mortgage · Matt Dean · NMLS #227603 · Company NMLS #1660690
A DSCR refinance loan lets rental property investors replace an existing mortgage where the lender reviews the property's rental income and cash flow instead of personal income. The lender compares the property's monthly rent to the new total monthly payment (PITIA) to calculate DSCR. If rent covers the payment, the refinance may qualify — without requiring tax returns or W-2 verification. Rate-and-term refinance and cash-out DSCR refinance are both available through many programs.
Investors seeking better terms
Replace a higher-rate loan or adjust the term without tax-return hurdles.
Self-employed borrowers
No need to document personal income — the property rents carry the review.
LLC-held property owners
Refinance properties held in an entity with DSCR programs that support LLC vesting.
Portfolio repositioning
Refinance multiple properties as you scale — DSCR review on each one individually.
Review current rent and loan
Start with current monthly rent, the existing loan payment, and the proposed new loan amount and rate. Use the DSCR calculator to estimate the new ratio.
Submit a pre-check
Share the property address, current value, loan balance, rent, and refinance goal. No credit pull required.
DSCR review & program fit
Matt reviews DSCR, rent support, equity position, and available refinance programs for your scenario.
Close the refinance
Once approved, close on the new loan and start saving with improved terms.
Also relevant: DSCR purchase loans · cash-out refinance · state guides · DSCR calculator
Example: Rate-and-Term Refinance on a Single-Family Rental
Current Value
$350,000
Current Loan Balance
$245,000
New Loan Amount
$245,000
Monthly Rent
$2,800
New P&I @ 6.875%
$1,609
Taxes + Insurance
$510
Total PITIA
$2,119
DSCR
1.32x
Monthly Savings
+$220/mo
In this scenario, the investor is refinancing from a higher-rate loan. The new lower rate reduces the monthly PITIA, improving both the DSCR and monthly cash flow. This is a rate-and-term refinance — no cash out. If the investor wanted to pull equity, the numbers would shift based on a higher loan amount.
Not a commitment to lend. Loan options, eligibility, pricing, terms, and availability depend on borrower profile, property type, documentation, investor experience, program guidelines, and applicable licensing.
Here's what I review when an investor sends a DSCR refinance scenario.
Existing rent vs. appraisal rent schedule. If your current rent is above market, the appraiser may flag it — and the lender will use the lower of actual rent or market rent. I've seen refis fall apart when the rent schedule comes in $200–$400 below expectations.
Rate-and-term vs. cash-out DSCR sensitivity. A rate-and-term refi with no cash out is usually easier to approve — you're not increasing the payment. Cash-out refis put more pressure on DSCR because the loan amount goes up.
Prepayment penalty awareness. Many DSCR loans carry prepayment penalties — typically 1–5 years. If you're refinancing out of a DSCR loan early, check whether a penalty applies. It can wipe out the savings.
Seasonsing and title seasoning. Some DSCR refinance programs require 6–12 months of ownership before a rate-and-term refinance. If you recently purchased, check seasoning requirements before submitting.
— Matt Dean, Sr. Loan Officer, NEXA Mortgage · NMLS #227603
Yes — many DSCR refinance programs do not require personal tax returns. The review focuses on the property's rental income, current loan, and the new projected payment. This makes DSCR refinance attractive for self-employed borrowers and investors who write off significant expenses.
Rate-and-term DSCR refinance programs typically require 20–25% equity. Some programs may go to 80% LTV. Requirements vary by lender, property type, and credit profile. The DSCR must still work with the new loan amount and payment.
A DSCR refinance reviews rental income and property cash flow instead of personal income. Conventional refinance programs typically require tax returns, W-2s, and debt-to-income calculation. DSCR refinance can be faster and simpler for investors who qualify, though rates may differ from conventional programs.
Yes — investors can refinance multiple rental properties using DSCR programs. Each property is reviewed on its own DSCR. For investors with 5+ properties, portfolio DSCR loan options may also be available.
Share the property, current loan, rent, and refinance goal. Matt reviews DSCR, rent support, and whether a rate-and-term or cash-out refinance fits.
Loan options, eligibility, pricing, terms, and availability depend on borrower profile, property type, documentation, investor experience, program guidelines, and applicable licensing. This is not a commitment to lend. NEXA Mortgage · NMLS #1660690 · Matt Dean NMLS #227603 · Equal Housing Opportunity.